B.C. Small‑Scale Multi‑Unit Housing Rules Kick In

What changed?

Bill 44, the Small‑Scale Multi‑Unit Housing (SSMUH) legislation, became law in December 2023 and aims to re‑legalise gentle density across urban British Columbia. On 18 Jun 2025 the Province published the final regulatory package, clarifying that almost every single‑family or duplex parcel inside an urban containment boundary must now allow at least three dwellings by right. Lots larger than 280 m² receive four‑unit entitlements, and parcels within 400 m of designated frequent‑transit corridors may permit six. The policy overrides local exclusionary zoning while capping building heights at 13 m and floor‑space ratios at 1.0–1.2, depending on lot size and transit proximity.

Timeline & compliance

Local governments had a firm deadline of 30 Jun 2024 to bring their zoning maps into compliance. For most, the lift was modest: simply remove the “single‑detached only” clause and insert the provincial template zones. Municipalities that failed to act were warned the Province would issue an overriding order. By July the Housing Ministry reported that 162 of 188 eligible local governments had duly adopted SSMUH bylaws, nine had public hearings scheduled, and only West Vancouver received a non‑compliance notice.

Development potential

Provincial modelling suggests the reforms could unlock 216,000 – 293,000 net‑new homes over the next decade. That estimate assumes only a fraction of eligible homeowners choose to redevelop, yet it still exceeds the total number of new starts Metro Vancouver recorded from 2012 to 2022. More than 70 % of those units are projected to be family‑sized and ground‑oriented, directly addressing the “missing‑middle” shortfall identified by CMHC and Rennie Intelligence.

Building & permitting details

For small builders and homeowners, SSMUH presents several paths: convert an existing detached home into a triplex; demolish and build a four‑plex with secondary suites; or, on a transit‑served lot, pursue a three‑storey six‑plex. Parking minimums are capped at one stall per three units except near rapid transit, further improving project feasibility. Victoria has also streamlined permit reviews for projects that stay within the provincial form‑and‑character guidelines, targeting a 60‑day turnaround.

Why it matters

Beyond sheer unit count, normalising multiplexes could stabilise neighbourhood demographics. Aging owners gain an on‑site downsizing option, while young families can stay close to schools and grandparents without paying detached‑home prices. Renters benefit as each new suite, garden home or lock‑off adds supply faster than a mid‑rise tower can break ground.

• Missing‑middle revival: Triplexes and house‑plexes bridge the gap between condos and detached homes.
• Rental supply boost: Secondary suites and garden homes add gentle density without high‑rises.
• Neighbourhood stability: Enables aging in place and keeps social networks intact.
• Faster approvals: By‑right entitlements reduce rezoning uncertainty for builders.

This article is for informational purposes only. Statistics and market conditions are current as of the publication date and may change without notice. It is not legal or financial advice. Always verify details and consult qualified professionals before making real-estate decisions.